HomeMy WebLinkAboutAgenda Report - May 15, 2019 G-02 PHAGENDA ITEM G-z
GrrY or Lool
Gout¡ct GouMuNrcATroN
TM
AGENDA TITLE:
MEETING DATE: May 15,2019
PREPARED BY: Community Development Director
Public Hearing to Consider Adopting a Resolution Approving the Planning
Commission's Recommendation to Authorize Nine Low-Density Residential
Growth Management Allocations for the Bennett - lris Drive Subdivision
RECOMMENDED ACTION Public hearing to consider adopting a resolution approving the
Planning Commission's recommendation to authorize nine Low-
Density Residential Growth Management Allocations for the
Bennett - lris Drive Subdivision.
BACKGROUND INFORMATION As part of the City's Growth Management program, the Planning
Commission reviews allocation requests for new housing
developments. Following a public hearing, the Commission makes
a recommendation for City Council consideration.
On April 10,2019, the Planning Commission held a public hearing regarding the 2019 Residential
Growth Management Development Allocation. At this hearing the Planning Commission reviewed a
request by Dennis Bennett for nine Low-Density Residential Growth Management Allocations for the
Bennett - lris Drive Subdivision, a two-acre nine-lot subdivision. The Commission voted 6-0 to
recommend the City Council approve the applicant's request.
The applicant, Dennis Bennett, is requesting growth allocations in order to develop this project. Several
of the lots will be sold to custom builders, the remaining lots will be developed by Mr. Bennett.
ANALYSIS
EXISTING CONDITIONS
The applicant is proposing an in-fill development that creates custom home sites for development.
The existing parcel is a two-acre site that has an existing residence, out buildings and mature trees. This is a
large parcel that is surrounded by developed residential lots.
The project applicant is proposing to build a public roadway with nine residential lots fronting on to the street.
The project proposal includes lotting that exceeds minimum lot standards. The proposed lot sizes are as
follows:
APPROVED
City Manager
PH Bennett - lris GM Allocations
Page 2 of I
Lot Number Size - Square Feet
1 6,539
2 6,094
3 7,737
4 7,572
5 7,874
o 7,238
7 7,885
I 6 1 o4
I 6,534
ANALYSIS
General Plan Complíance: The project site carries a General Plan Land Use designation of Low Density
Residential. The low density designation allows for residential development with two to eight dwelling
units per acre. The proposed project density is 4.5 units per acre. The proposed lotting meets the
density requirements for parcel sizes.
The following General Plan Land Use and Community Design and Livability (CDL) goals and policies are
applicable to the proposed subdivision:
. Land Use Policy 3: Do not allow development at less than the minimum density prescribed by
each residential land use category.
o Land Use Policy 22: promote infill development that maintains the scale and character of
established neighbors.
. GDL Policy 2: Ensure that Zoning and Subdivision ordinances include measures that guide infill
development to be compatible with the scale, character and identity of adjacent development.
All of the surrounding parcels are currently designated Low Density Residential (two - eight units per
acre). The average density that will be created as a result of the proposed subdivision is 4.5 units per
acre, which is consistent with this Low Density Residential density prescribed by the City's General Plan.
Therefore, the proposed subdivision would result in new lot sizes that are consistent with the density
prescribed by the General Plan. The attached Tentative Map illustrates the final parcel configuration that
would result from the proposed project.
Zoninq Compliance: The project site is zoned Low Density Residential. This designation requires a
minimum lot size of 5,000 sq ft and a maximum density of eight units per acre.
Subdivision Map: The proposed tentative map includes nine lots ranging in size from 6,094 sq ft up to
7 ,874 sq ft. The proposed lots exceed the minimum design standards
PH Bennett - lris GM Allocations
Page 3 of 8
Lots south of the project site are 5,200 sq ft in size. Lots to the north are 6,300 sq ft in size. Lots to the
east are extremely large from 8,700 sq ft to 20,000 sq ft. Lots to the west are 6,500 sq ft to 10,000 sq ft.
There is not a uniform lot size in the area, but lots are generally larger custom home sites.
The project proposal is consistent with the neighborhood area.
Access and Circulation: The main access to the proposed project is off lris Drive. The project includes a
public cul-de-sac. The road includes 36 feet of travel lane. This is typical of our roadway development
standards.
Each parcelwill have public road access.
Growth Management Allocations
The applicant is requesting nine low density residential grovuth allocations to develop the project. The
applicant has identified that he intends to build the project and provide custom lots for sale and build
homes on several lots.
The allocation system gives priority through point assignments to projects that reduce impacts on
services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of the
City's population, compounded annually. Once the number of allocable units is figured, the City requires
that the allocation units be distributed among housing types as follows; 44 percent low denstty,28
percent medium density and 28 percent high density (GM-Pa).
The California Department of Finance sets the City population for January 1st of each year. The
population has been as follows:
The California Department of Finance (DOF) sets the City population for January 1st of each year.
ldentified below are original populations estimates received and revised numbers that were provided at
later dates. Staff is not entirely clear on the DOF's methodology of calculating population. DOF states
that it is based upon constructed dwelling units and adjusted based upon residents per structure type.
The population appears to be generated at a rate exceeding our actual construction of residences within
the past few years.
Year
Dept. of Finance
Revised Population
Estimate
Growth
Rate
Percentage
Dept. of Finance
Original Poputation
Estimate
2010 62,134 62,134
2011 63,317 1.9 62,334
2012 63,447 o.2 62,575
2013 63,788 0.5 63,233
2014 63,975 0.3 63,651
2015 64,415 0.7 62,772
2016 64,920 0.7 63,396
2017 65,911 1.5 64,058
2018 67,121 1.8
2019
Since 2010 the City has had an average growth rate of 0.86 percent, slightly less than 1 percent
PH Bennett - lris GM Allocations
Page 4 of I
The City of Lodi has finaled the following residential units per year
YEAR Single Family
Residential
llllulti-Family
Residential TOTAL
2012 15 0 15
2013 20 0 20
2014 40 0 40
2015 70 0 70
2016 170 0 170
2017 210 80 290
2018 204 156 360
2019 142
* - Revel Senior Apartments
The following calculation explains the current City population of 67,121 as of January 1,2018 and 471
units available for 2018.
1 . Calculate two percent of the City's current population: 67,121 x 2o/o = 1,342.42
2. Divide 1 ,342 by the average number of persons per househ old 1,342 I 2.85 = 470.87
3. Divide the 47Q.87 (471 du) units into the three housing types:
44 percent low density = 207 units
28 percent medium density = 132 units
28 percent high density = 132 units.
ln August 2018, the City Council expired allocations accumulated since 2013. The Council eliminated
1,273 allocations. This Council action created a new balance of 2,562 as detailed below in Table A.
Table A: 2018 Growth Allocation Balance
20f 8 C¡ty Gouncil Reduction
Total Available
for 2018
Allocation
Reduction
Current Balance
for 2018
Low (0.1-7)2,113 - 871 1,242
Medium (7.1-201 770 - 110 660
Hish (20.1-30)952 - 292 660
TOTAL 3,835 - 1,273 2,562
PH Bennett - lris GM Allocations
Page 5 of I
Table B identifies Low Density Growth Allocations provided to The Gateway South project for the years
2018,2019 and 2020. The size of the project and applicant's timing made providing allocations over a
three year period more realistic and consistent with the Growth Allocation Ordinance.
Table B: Growth Management Allocation for Gateway South
Available Allocations
Gateway
South
2018
Current
Balance for
2018
Gateway
South 2019
Gateway
South 2020
Gateway
South
Total
Total
Remaining
lor 2018
Low
(0.1-7)187*1,242 187 r86 560 1,242
Medium
0.1-201 0 660 0 0 0 660
High
(20.1-30)0 660 0 0 0 660
TOTAL 2,562 560 2,562
* 2018 Allocations to Gateway North were provided prior to the Council action to reduce the overall
balance of allocations in August 2018.
Table C: Growth Management Allocation for Vineyard Terrace
Available Allocations
Total
Available
for 2018
Vineyard
Terrace
2018
Vineyard
Terrace
2019
Vineyard
Terrace
2020
Vineyard
Terrace
Total
Total
Remaining
lor 2018
Low
(0.1-7)1,242 0 0 0 0 1242
Medium
(7.1-201 660 80 80 75 235 580
High
(20.1-30)660 0 0 0 0 660
TOTAL 2,562 2,482 235 2,482
* 2018 Allocations to Vineyard Terrace were provided after the Council action to reduce the overall
balance of allocations in August 2018.
PH Bennett - lris GM Allocations
Page 6 of 8
Table D identifies potential Growth Allocations lor 2019 and how they have currently been allocated.
Table D: Potential Growth Management Allocation for 2019
Available Allocations 201 9
Total
Remaining
lo¡ 2018
Potential
2019 Yearly
Allocation
Available
for 2019
Gateway
South 2019
Vineyard
Terrace
2019
Total
Remaining
for 2019
Low
(0.1-7)1,242 207 1449 187 0 1262
Medium
(7.1-2Ol 580 132 712 0 80 632
High
(20.1-30)660 132 792 0 0 792
TOTAL 2,562 471 3033 2,686
Table E identifies potential Growth Allocations for 2019 allocated to Bennett - lris Drive
Table E: Growth Management Allocation for Bennett - lris Drive
Available Allocations 201 9
Total Remaining for
2019 Bennett - lris Drive Total Remaining
for 2019
Low (0.1-7)1262 9 '|-253
Medium (7.1-2Ol 632 0 632
Hish (20.r-30)792 0 792
TOTAL 2,686 9 2,677
PH Bennett - lris GM Allocations
Page 7 of I
Table F identifies growth allocations provided to projects from 2013 through 2018
Table F: Gurrent Allocations from 2013 to 2018
ISSUED ALLOCATIONS
Project Low (0.1-7)Medium (7.1-201 High (20.1-30)TOTAL
Luca Place 17 17
Gianoni / Baker 18 18
Miller Property 65 65
Rose Gate 232 232
Van Ruiten Ranch 145 55 88 288
Reynolds Ranch 227 330 (2e8)557
Vintner Square 57 57
Garfield 6 6
Camper - Sac 28 28
Harvest Grossing 42 42
Rose Gate ll 250 95 180 525
Villa Fiore (VRR)67 67
Gateway North 107 98 329 534
Gateway South 560 0 0 560
Tienda Square I 8
Vineyard Terrace 235 235
TOTAL 1441 871 927 3,239
The Growth Management Ordinance includes a priority location area and a point system to assist the
City with prioritizing issuance of growth management allocations. The priority location area designates
lands available for development and provides development categories of one, two or three, with Priority
Area 1 being the first priority area for development. The priority areas are based on availability of city
services (e.9., water, wastewater, storm drains, streets, police, fire and parks). The proposed project site
is classified as an in-fill project. For scoring purposes in-fill projects are considered Priority Area 1
projects. The point system was established to rate projects based on various project merits in order to
determine if one project should be approved before another, particularly if there are more allocation
requests than there are available allocations. However, because the City hasn't had growth management
allocation requests since 2006, surplus allocations have been accumulated.
The Bennett - lris Drive project is an in-fill development and the City encourages infill development.
Conclusion
Staff sent a copy of the application to various City departments for review and comment. Their comments
and requirements incorporated into the attached resolution.
PH Bennett - lris GM Allocations
Page I of I
The proposed tentative map is consistent with the current General Plan (2010). The proposed residential
development aligns with the residential land use designations and densities assigned to the site in the
current General Plan. The site for the proposed subdivision is suitable for the density and type of
development proposed in that it is a flat piece of land. The project design of the subdivision and type of
improvements proposed would not conflict with easements, acquired by the public at large, for access
through or use of the property within the proposed subdivision in that there are no existing public access
easements on the site. The Planning Commission reviewed the project in its entirety and recommended
the City Council grant the applicant nine Low-Density Residential Growth Management Allocations.
FISCAL IMPACT:Not applicable
Not applicable
ba
Community Development Director
Attachment:
1. AerialA/icinity Map2. Tentative Subdivision Map3. Planning Commission Staff Report4. Planning Commission Resolution5. Draft Resolution
FUNDING AVA¡LABLE
VICINITY MAP
NORTH
SOUTH
1458 Iris Drive
1
CITY OF LODI
PLANNING COMMISSION
Staff Report
MEETING DATE: April 10, 2019
APPLICATION NO: Subdivision Application: 2019-5 S
Growth Management Allocation: 2019-5 GM
REQUEST: Request for Planning Commission approval of:
a) Growth Management Allocation for 9 Low Density Lots; and
b) A Subdivision Map for the Bennett – Iris Drive Subdivision, a 2 acre, 9
unit subdivision at 1458 Iris Drive.
(Applicant: Bennett Land Investments, INC - Dennis Bennett; File: 2019-5
S; CEQA Status: Section 15332 – In-fill development consistent with the
General Plan and Zoning Code)
LOCATION: 1458 Iris Drive
Lodi, CA 95240
APN: 033-040-17
APPLICANT: Bennett Land Investments, INC.
Mr. Dennis Bennett
PO Box 1597
Lodi, CA 95241
Baumbach and Piazza, INC.
Mr. Steve Pechin
323 West Elm Street
Lodi, CA 95240
PROPERTY
OWNER: 1458 Iris, LLC
Mr. Dennis Bennett
PO Box 1597
Lodi, CA 95241
RECOMMENDATION
Staff recommends that the Planning Commission approve the proposed 9 lot Tentative
Subdivision Map for the Bennett – Iris Drive Subdivision and recommend approval of the 9 low
density residential growth allocations to the City Council subject to conditions in the attached
draft resolution.
2
PROJECT/AREA DESCRIPTION
General Plan Designation: Low Density Residential
Zoning Designation: Low Density Residential
Property Size: 2 acres
The adjacent zoning and land use characteristics:
ADJACENT ZONING DESIGNATIONS AND LAND USES
GENERAL PLAN ZONING CLASSIFICATION EXISTING LAND USE
North Low Density Residential Low Density Residential single family
residences
South Low Density Residential Low Density Residential single family
residences
East Low Density Residential Low Density Residential single family
residences
West Low Density Residential Low Density Residential single family
residences
EXISTING CONDITIONS
The applicant is proposing an in-fill development that creates custom home sites for
development.
The existing parcel is a 2 acre site that has an existing residence, out buildings and mature trees.
This is a large parcel that is surrounded by developed residential lots.
The project applicant is proposing to build a public roadway with 9 residential lots fronting on to the
street. The project proposal includes lotting that exceeds minimum lot standards. The proposed lot
sizes are as follows:
Lot Number Size – Square Feet
1 6,539
2 6,094
3 7,737
4 7,572
5 7,874
6 7,238
7 7,885
8 6,104
9 6,534
3
ANALYSIS
General Plan Compliance: The project site carries a General Plan Land Use designation of Low
Density Residential. The low density designation allows for residential development with 2 to 8
dwelling units per acre. The proposed project density is 4.5 units per acre. The proposed
lotting meets the density requirements for parcel sizes.
The following General Plan Land Use and Community Design and Livability (CDL) goals and
policies are applicable to the proposed subdivision:
• Land Use Policy 3: Do not allow development at less than the minimum density prescribed
by each residential land use category.
• Land Use Policy 22: promote infill development that maintains the scale and character of
established neighbors.
• CDL Policy 2: Ensure that Zoning and Subdivision ordinances include measures that guide
infill development to be compatible with the scale, character and identity of adjacent
development.
All of the surrounding parcels are currently designated Low Density Residential (2 - 8 units per
acre). The average density that will be created as a result of the proposed subdivision is 4.5
units per acre, which is consistent with this Low Density Residential density prescribed by the
City’s General Plan. Therefore, the proposed subdivision would result in new lot sizes that are
consistent with the density prescribed by the General Plan. The attached Tentative Map
illustrates the final parcel configuration that would result from the proposed project.
Zoning Compliance: The project site is zoned Low Density Residential. This designation
requires a minimum lot size of 5,000 sq ft and a maximum density of 8 units per acre.
Subdivision Map: The proposed tentative map includes 9 lots ranging in size from 6,094 sq ft up
to 7,874 sq ft. The proposed lots exceed the minimum design standards
Lots south of the project site are 5,200 sq ft in size. Lots to the north are 6,300 sq ft in size.
Lots to the east are extremely large from 8,700 sq ft to 20,000 sq ft. Lots to the west are 6,500
sq ft to 10,000 sq ft. There is not a uniform lot size in the area, but lots are generally larger
custom home sites.
The project proposal is consistent with the neighborhood area.
In accordance with Lodi Municipal Code Section, 17.52.070, the Commission may approve a
tentative map only when it first finds that the proposed subdivision, together with the provisions
for its design and improvement, is consistent with the general plan, and any applicable specific
plan, and that none of the findings for denial can be made. The findings shall apply to each
proposed parcel as well as the entire subdivision, including any parcel identified as a designated
remainder in compliance with Map Act Section 66424.6. The findings are included as part of the
resolution and staff recommends approval of the subdivision map.
In accordance with Lodi Municipal Code Section, 17.52.130, an approved Tentative Map is valid
for 24 months after its effective date (Section 17.66.130). At the end of 24 months, the approval
shall expire and become void unless, the applicant petitions the Planning Commission for an
extension and the Commission grants an extension in accordance with Lodi Municipal Code
Section 17.52.130 (B)(1). Phased Final Maps shall extend the expiration of the tentative map
by 36 months or the date of the previously filed Final Map.
4
Access and Circulation: The main access to the proposed project is off Iris Drive. The project
includes a public cul-de-sac. The road includes 36 feet of travel lane. This is typical of our
roadway development standards.
Each parcel will have public road access.
Growth Management Allocations
The applicant is requesting 9 low density residential growth allocations to develop the project.
The applicant has identified that he intends to build the project and provide custom lots for sale
and build homes on several lots.
The allocation system gives priority through point assignments to projects that reduce impacts
on services, infrastructure, and resources. The ordinance sets an annual growth limit of two
percent of the City’s population, compounded annually. Once the number of allocable units is
figured, the City requires that the allocation units be distributed among housing types as follows;
44 percent low density, 28 percent medium density and 28 percent high density (GM-P4).
The California Department of Finance sets the City population for January 1st of each year.
The population has been as follows:
The California Department of Finance (DOF) sets the City population for January 1st of each
year. Identified below are original populations estimates received and revised numbers that
were provided at later dates. Staff is not entirely clear on the DOF’s methodology of calculating
population. DOF states that it is based upon constructed dwelling units and adjusted based
upon residents per structure type. The population appears to be generated at a rate exceeding
our actual construction of residences within the past few years.
Year
Dept. of Finance
Revised Population
Estimate
Growth
Rate
Percentage
Dept. of Finance
Original Population
Estimate
2010 62,134 62,134
2011 63,317 1.9 62,334
2012 63,447 0.2 62,575
2013 63,788 0.5 63,233
2014 63,975 0.3 63,651
2015 64,415 0.7 62,772
2016 64,920 0.7 63,396
2017 65,911 1.5 64,058
2018 67,121 1.8 ---
2019
Since 2010 the City has had an average growth rate of 0.86%, slightly less than 1%.
The City of Lodi has finaled the following residential units per year.
5
YEAR Single Family
Residential
Multi-Family
Residential TOTAL
2012 15 0 15
2013 20 0 20
2014 40 0 40
2015 70 0 70
2016 170 0 170
2017 210 80 290
2018 204 156 360
2019 142*
* - Revel Senior Apartments
The following calculation explains the current City population of 67,121 as of January 1, 2018
and 471 units available for 2018:
1. Calculate two percent of the City’s current population: 67,121 x 2% = 1,342.42
2. Divide 1,342 by the average number of persons per household 1,342 / 2.85 = 470.87
3. Divide the 470.87 (471 du) units into the 3 housing types:
44% low density = 207 units
28% medium density = 132 units
28% high density = 132 units.
I
n August 2018, the City Council expired allocations accumulated since 2013. The Council
eliminated 1,273 allocations. This Council action created a new balance of 2,562 as detailed
below in Table A.
Table A: 2018 Growth Allocation Balance
2018 City Council Reduction
Total Available
for 2018
Allocation
Reduction Current Balance
for 2018
Low (0.1-7) 2,113 - 871 1,242
Medium (7.1-20) 770 - 110 660
High (20.1-30) 952 - 292 660
TOTAL 3,835 - 1,273 2,562
6
Table B identifies Low Density Growth Allocations provided to The Gateway South project for
the years 2018, 2019 and 2020. The size of the project and applicant’s timing made providing
allocations over a 3 year period more realistic and consistent with the Growth Allocation
Ordinance.
Table B: Growth Management Allocation for Gateway South
Available Allocations
Gateway
South
2018
Current
Balance for
2018
Gateway
South 2019
Gateway
South 2020
Gateway
South
Total
Total
Remaining
for 2018
Low
(0.1-7) 187* 1,242 187 186 560 1,242
Medium
(7.1-20) 0 660 0 0 0 660
High
(20.1-30) 0 660 0 0 0 660
TOTAL 2,562 560 2,562
* 2018 Allocations to Gateway North were provided prior to the Council action to reduce the
overall balance of allocations in August 2018.
Table C: Growth Management Allocation for Vineyard Terrace
Available Allocations
Total
Available
for 2018
Vineyard
Terrace
2018
Vineyard
Terrace
2019
Vineyard
Terrace
2020
Vineyard
Terrace
Total
Total
Remaining
for 2018
Low
(0.1-7) 1,242 0 0 0 0 1242
Medium
(7.1-20) 660 80 80 75 235 580
High
(20.1-30) 660 0 0 0 0 660
TOTAL 2,562 2,482 235 2,482
* 2018 Allocations to Vineyard Terrace were provided after the Council action to reduce the
overall balance of allocations in August 2018.
7
Table D identifies potential Growth Allocations for 2019 and how they have currently been
allocated.
Table D: Potential Growth Management Allocation for 2019
Available Allocations 2019
Total
Remaining
for 2018
Potential
2019 Yearly
Allocation
Available
for 2019
Gateway
South 2019
Vineyard
Terrace
2019
Total
Remaining
for 2019
Low
(0.1-7) 1,242 207 1449 187 0 1262
Medium
(7.1-20) 580 132 712 0 80 632
High
(20.1-30) 660 132 792 0 0 792
TOTAL 2,562 471 3033 -- -- 2,686
Table E identifies potential Growth Allocations for 2019 allocated to Bennett – Iris Drive
Table E: Growth Management Allocation for Bennett – Iris Drive
Available Allocations 2019
Total Remaining for
2019 Bennett – Iris Drive Total Remaining
for 2019
Low (0.1-7) 1262 9 1253
Medium (7.1-20) 632 0 632
High (20.1-30) 792 0 792
TOTAL 2,686 9 2,677
8
Table F identifies growth allocations provided to projects from 2013 through 2018.
Table F: Current Allocations from 2013 to 2018
ISSUED ALLOCATIONS
Project Low (0.1-7) Medium (7.1-20) High (20.1-30) TOTAL
Luca Place* 17 17
Gianoni / Baker 18 18
Miller Property* 65 65
Rose Gate 232 232
Van Ruiten Ranch 145 55 88 288
Reynolds Ranch 227 330 (298) 557
Vintner Square 57 57
Garfield 6 6
Camper - Sac 28 28
Harvest Crossing 42 42
Rose Gate II 250 95 180 525
Villa Fiore (VRR) 67 67
Gateway North 107 98 329 534
Gateway South 560 0 0 560
Tienda Square 8 8
Vineyard Terrace 235 235
TOTAL 1441 871 927 3,239
* The Luca Place project was allocated 17 growth allocations in 2005. The Miller property was
allocated 65 growth allocations in 2005. These allocations have not been used, but remain
active allocations.
The Growth Management Ordinance includes a priority location area and a point system to
assist the City with prioritizing issuance of growth management allocations. The priority location
area designates lands available for development and provides development categories of one,
two or three, with Priority Area 1 being the first priority area for development. The priority areas
are based on availability of city services (e.g., water, wastewater, storm drains, streets, police,
fire and parks). The proposed project site is classified as an in-fill project. For scoring purposes
in-fill projects are considered Priority Area 1 projects. The point system was established to rate
projects based on various project merits in order to determine if one project should be approved
before another, particularly if there are more allocation requests than there are available
allocations. However, because the City hasn’t had growth management allocation requests
since 2006, surplus allocations have been accumulated.
The Bennett – Iris Drive project is an in-fill development and the City encourages infill
development.
9
Conclusion
Staff sent a copy of the application to various City departments for review and comment. Their
comments and requirements incorporated into the attached resolution. Staff believes that the
Commission can make the findings in order to approve the proposed project, subject to
conditions outlined in the attached resolution. The proposed tentative map, as described in the
code compliance sections above, is consistent with the current General Plan (2010).
The proposed residential development aligns with the residential land use designations and
densities assigned to site in the current General Plan. The site for the proposed subdivision is
suitable for the density and type of development proposed in that it is a flat piece of land. Also
the design of the subdivision and type of improvements would not conflict with easements,
acquired by the public at large, for access through or use of the property within the proposed
subdivision in that there are no existing public access easements on the site. Further, as stated
in the code compliance sections above, the applicant has proposed development standards for
this subdivision that are consistent with the historical development of the City.
ENVIRONMENTAL ASSESSMENT
The California Environmental Quality Act (CEQA) requires analysis of agency approvals of
discretionary “Projects.” A “Project,” under CEQA, is defined as “the whole of an action, which
has a potential for resulting in either a direct physical change in the environment, or a
reasonably foreseeable indirect physical change in the environment.” The proposed Tentative
Subdivision Map is a project under CEQA.
The City Council, by Resolution No. 2010-41, which became effective on April 7, 2010, certified
an Environmental Impact Report (EIR), State Clearinghouse No. 20009022075, for the City of
Lodi General Plan. This General Plan designated the project site as Low Density Residential.
No potential new impacts related to the Project have been identified that would necessitate
further environmental review beyond the impacts and issues already disclosed and analyzed in
the General Plan EIR. No increase in development density beyond what was anticipated in the
General Plan for the Project site would occur. No other special circumstances exist that would
create a reasonable possibility that the proposed Project will have a significant adverse effect on
the environment.
The Class 32 “Infill” Categorical Exemption (CEQA Guideline Section 15332), hereafter referred
to as the Class 32 Exemption, exempts infill development within urbanized areas if it meets
certain criteria. The class consists of environmentally benign infill projects that are consistent
with the General Plan and Zoning requirements. This class is not intended for projects that
would result in any significant traffic, noise, air quality, or water quality impacts. This exemption
is not limited to any use type and may apply to residential, commercial, industrial, public facility,
and/or mixed-use projects.
Therefore, the proposed Project qualifies for the exemption under CEQA Guidelines Section
15332 and no further environmental review is required.
PUBLIC HEARING NOTICE:
Legal Notice for the Use Permit was published in the Lodi News Sentinel on Saturday, March
30, 2019. Eighty-four (84) public hearing notices were sent to all property owners of record
within a 300-foot radius of the project site as required by California State Law §65091 (a) 3.
Public notice also was mailed to interested parties who had expressed their interest of the
project.
10
RECOMMENDED MOTIONS
Should the Planning Commission agree with staff’s recommendation, the following motion is
suggested:
“I move that the Planning Commission adopt a Resolution finding that the project has
satisfied the requirements of the California Environmental Quality Act (CEQA) pursuant
to Section 15332, the project is consistent with the findings of the previous
environmental documents prepared for the 2010 Lodi General Plan and is an infill
development in an urban area and approve the 9 lot Tentative Subdivision Map for the
Bennett – Iris Drive Subdivision and recommend to the City Council approval of the
request for Growth Management Allocations for 9 Low-Density Residential Lots subject
to conditions in the attached resolution.
ALTERNATIVE PLANNING COMMISSION ACTIONS:
• Approve the request with attached or alternate conditions
• Deny the request
• Continue the request.
Respectfully Submitted, Concur,
Craig Hoffman Stephen Schwabauer
City Planner Community Development Director
ATTACHMENTS:
A. Vicinity / Aerial Map
B. Subdivision Map
C. Draft Resolution
1
RESOLUTION NO. 19-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LODI APPROVING THE REQUEST OF BENNETT
LAND INVESTMENTS, INC. - MR. DENNIS BENNETT FOR
APPROVAL OF SUBDIVISION MAP FOR BENNETT – IRIS
DRIVE SUBDIVISION, A 2-ACRE, 9-LOT SINGLE-FAMILY
RESIDENTIAL SUBDIVISION AND GROWTH MANAGEMENT
ALLOCATION FOR, 9 LOW-DENSITY RESIDENTIAL LOTS AT
1458 IRIS DRIVE
WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed
public hearing, as required by law, on the requested Subdivision application, in
accordance with the Lodi Municipal Code, Section 17.74; and
WHEREAS, the project site is located at 1458 Iris Drive, Lodi, CA 95240 (APN: 033-040-17);
and
WHEREAS, the applicant is Bennett Land Investments, INC. - Mr. Dennis Bennett, PO Box
1597, Lodi, CA ; and
WHEREAS, the applicant, Bennett Land Investments, INC. - Mr. Dennis Bennett, has filed the
“Bennett – Iris Drive” Subdivision Map and Growth Management Application with
the City of Lodi, CA 95240; and
WHEREAS, the project properties owners of record are 1458 Iris Drive, LLC - Mr. Dennis
Bennett, PO Box 1597, Lodi, CA 95240; and
WHEREAS, the project engineer is Baumbach and Piazza, INC., Mr. Steve Pechin, 323 West
Elm Street Lodi, CA 95240
WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010,
approved the land use designation as Low Density Residential for the project site; and
WHEREAS, the City Council by Ordinance No. 1869, which became effective on March 21, 2013,
granted Low Density Residential for the project site; and
WHEREAS, the City Council by Resolution No. 2010-41, which became effective on April 7, 2010,
certified an Environmental Impact Report (EIR), State Clearinghouse No.
20009022075, for the City of Lodi General Plan; and
WHEREAS, a copy of the Environmental Impact Report (EIR), State Clearinghouse No.
20009022075, is kept on file for public review within the Community Development
Department by the Community Development Director at 221 West Pine Street, Lodi,
CA; and
WHEREAS, the Subdivision Map contains 2 acres, 9-lots, and is located at 1458 Iris Drive,
which is designated for low density residential development; and
WHEREAS, the Community Development Department did study and recommend approval of
said request; and
WHEREAS, after due consideration of the project, the Planning Commission did conditionally
approve the project; and
WHEREAS, the Planning Commission’s recommendation is based upon the following findings
and determinations:
1. The proposed design and improvement of the tentative subdivision, as conditioned, will
conform to the standards and improvements mandated by the adopted City of Lodi Public
2
Works Department Standards and Specifications, Zoning Ordinance, as well as all other
applicable standards.
2. The standard size, shape and topography of the site is physically suitable for residential
development proposed in that the site is generally flat and is not within an identified natural
hazard area.
3. The site is suitable for the density proposed by the tentative subdivision map in that the
site can be served by all public utilities and creates design solutions for storm water, traffic
and air quality issues.
4. The standard design of the proposed tentative subdivision and the proposed improvements
are not likely to cause substantial environmental damage or injure fish or wildlife or their
habitat in that the site has been previously disturbed by agricultural activities. The project
is consistent with the previous EIRs prepared for the property.
5. The design of the proposed tentative subdivision and type of improvements are not likely to
cause serious public health problems in that all public improvements will be built per City
standards and all private improvements will be built per the California Building Code.
6. The design of the proposed tentative subdivision and the type of improvements will not
conflict with easements acquired by the public at large for access through or use of
property within the proposed tentative subdivision.
7. An Environmental Impact Reports and Mitigation Monitoring and Reporting Program,
Environmental Impact Report (EIR), State Clearinghouse No. 20009022075, were prepared
for this project in compliance with Public Resources Code section 21000 et seq, and were
independently reviewed and certified by the City Council. All potentially significant
environmental impacts were publicly disclosed and made available for comment prior to
any decisions to approve any part of the whole project. On March 21, 2013, the City
Council adopted an Environmental Impact Report and Mitigation Monitoring and Reporting
Program for all aspects of the proposed project. All mitigation measures for the project
identified in the initial study and accompanying studies are hereby incorporated into this
approval.
8. The project is required to comply with all the mitigation measures outlined for the project in
the Environmental Impact Report and in the Mitigation Monitoring and Report Program.
9. The subdivision map allows for the orderly growth of Lodi in that the Land Use and Growth
Management Element allows for density consistent with the proposed subdivision map.
10. Said Subdivision Map complies with the requirements of Article 5 of the Lodi Development
Code, governing subdivision maps.
NOW, THEREFORE, BE IT DETERMINED AND RESOLVED, by the Planning Commission of
the City of Lodi hereby approves the Bennett – Iris Drive subdivision map and associated
Development Standards and recommends that the City Council approve Bennett Land
Investments, INC. - Mr. Dennis Bennett request for 9 Low Density Residential - growth
management allocation units, for the Iris Drive project subject to the following development
conditions and standards:
1. The property owner and/or developer and/or successors in interest and management shall,
at their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents,
officers, directors and employees, from and against all claims, actions, damages, losses, or
expenses of every type and description, including but not limited to payment of attorneys’
fees and costs, by reason of, or arising out of, this development approval. The obligation to
defend, indemnify and hold harmless shall include, but is not limited to, any action to
arbitrate, attack, review, set aside, void or annul this development approval on any grounds
3
whatsoever. The City of Lodi shall promptly notify the developer of any such claim, action, or
proceeding and shall cooperate fully in the defense.
2. This recommendation for approval by the Planning Commission shall not constitute an
authorization to begin any construction.
3. The developer shall comply with all the applicable requirements of the City’s Community
Development Department including Planning and Building Divisions; Public Works, Fire and
Electric Utility Departments; and all other applicable local, state and federal agencies. It is
the responsibility of the applicant to check with each agency for requirements that may
pertain to the project.
4. The Tentative Map shall expire within 24 months of Planning Commission approval or a time
extension must be granted by the Planning Commission.
5. The Final Map shall be in substantial conformance to the approved Tentative Map, as
conditioned, and that any future development shall be consistent with applicable sections of
the Municipal Code.
6. The developer shall install, on each residence, minimum four-inch high block style numbers
for address identification. The numbers shall be in color that is contrasting to the
background surface to which they are adhered and shall be readily visible from the street
during the day and night. The construction drawings for the house plans shall identify the
location of the address boxes or numbers on the house façades, along with a detail or
keynote that describes how the house numbers will be illuminated or made identifiable from
the street.
7. The developer shall submit detailed landscape and irrigation plans (concurrently with the
improvement plans) for the review and approval. The landscape plan shall include, in
addition to normal landscape and irrigation details, screening of any above ground utility
vaults and anti-siphon water valves.
8. Meters, hydrants, poles, etc. shall be located clear of the sidewalk and driveways or as
determined by the City Engineer. Final locations and the number of such facilities shall be
determined at the time the improvement plans are reviewed.
9. A conceptual fencing/wall plan shall be submitted for the entire subdivision with the grading
plan and a detailed fencing/wall plan shall be submitted with the improvement plans for each
phase of development. The design, height, and location of walls shall be subject to approval
of the Community Development Director prior to approval of improvement plans. Where
fencing is adjacent to public parks and/or trails, plans shall be approved by the Recreation
Commission at the time of park plan approval. When the adjacent area is sloped, the
fence/wall design shall include a 4’ bench (sloped no more than 2%) along the fence/wall for
maintenance purposes, as determined by the Parks and Recreation and Cultural Services
Department.
10. The improvement plans shall reflect that all storm drain inlets constructed or modified in
conjunction with this project shall be labeled “No Dumping – Drains to Canal” using
thermoplastic stencils to the satisfaction of the Community Development Director.
11. The developer shall pay for and install all street name signs, traffic regulatory and warning
signs, and any necessary street striping and markings required by the City Engineer. Street
striping and markings shall be raised ceramic markers or thermoplastic material, as directed
by the City Engineer.
12. Road or street names shall not duplicate any existing road or street name in the City, except
where a new road or street is a continuation of an existing street. Road or street names that
may be spelled differently but sound the same shall also be avoided. Road or street names
shall be approved by the Fire Chief and the Community Development Director.
4
13. All improvements, public and private, shall be designed and constructed in accordance with
the most recent edition of the City Plans and all applicable state and local ordinances,
standards and requirements. Should a conflict arise, the governing specification shall be
determined by the City Engineer.
14. In accordance with the Growth Management and Infrastructure/Public Facilities Element of
the City’s General Plan, the environmental review prepared for this project, and the
regulations of the applicable school districts, the Developer shall demonstrate that adequate
provision is made for school facilities. To the extent permitted by law, this may include the
payment of school facility mitigation fees adopted by the Lodi Unified School district, or
alternative financial arrangements negotiated by agreement between the Developer and the
applicable school districts.
15. A master street tree plan shall be approved by the Public Works Department for each phase
of this tentative subdivision map. A minimum of one street tree shall be provided for each lot
within this subdivision. On corner lots, three street trees shall be provided; one on the
shorter lineal frontage and two on the longer lineal frontage. Street trees shall be a species
selected from the City’s adopted tree list, shall be a minimum fifteen (15) gallon size, spaced
at thirty (30) feet intervals, and planted as reflected in the Engineering Department’s
Standard Plans and Specifications, with branches above average eye level. The trees
selected shall be deep rooted and drought tolerant. Location and species shall be to the
approval of the Public Works Department.
16. The developer, in order to reduce tracking of mud throughout the City, shall be re sponsible
for cleaning up or any expenses incurred by the City for cleaning up mud, debris, etc. from
City streets that is attributed to this project during construction.
17. Construction activities shall be limited to the hours of 7:00 a.m. to 10:00 p.m. Monday
through Sunday, consistent with the City’s Ordinance.
18. No variance from any City of Lodi adopted code, policy or specification is granted or implied
by this approval.
CDD - PLANNING
19. The City places a high value on quality design and materials in the construction of fencing
and buffers for developments. Fencing is an integral design feature in residential
developments and defines property ownership and boundaries. The City expects quality
materials that will last and maintain an appealing aesthetic within neighborhoods. This
includes metal or pressure treated posts for fencing.
20. The construction of the new buildings and related site improvements shall require building
permits. All plan submittals shall be based on the City of Lodi Building Regulations and
currently adopted 2016 California Building code. Please review our policy handouts for
specific submittal procedures.
CITY OF LODI FIRE DEPARTMENT
21. The developer shall comply with all applicable requirements of the California Fire Code and
the adopted policies of the City of Lodi.
22. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet,
exclusive of shoulders, except for approved security gates in accordance with Section 503.6
of the California Fire Code and an unobstructed vertical clearance of not less than 13 feet 6
inches. (Ord. No. 1840, § 1, 11-17-2010)
23. Approved fire apparatus access roads shall be provided for every facility, building or portion
of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus
access road shall comply with the requirements of this section and shall extend within 150
feet (45,720 mm) of all portions of the facility and all portions of the exterior walls of the first
5
story of the building as measured by an approved route around the exterior of the building or
facility.
24. The developer shall install on-site and/or boundary water mains, fire hydrants and related
services. Hydrants shall adhere to the City’s standard details, with their location determined
by the Fire District and City Engineer, and shall be installed and in service prior to any
combustible construction on the site. Public fire hydrant spacing and distribution shall be
determined as follows:
a. At 300 feet spacing in high density, commercial, industrial zoning or high-value areas;
b. At 500 feet spacing in low density residential areas;
c. At 1000 feet spacing in residential reverse frontage;
d. A fire hydrant shall be located within 200 feet of the radius point of all cul-de-sacs;
e. Hydrants shall be required on both sides of the street whenever one or more of the
following conditions exist:
i. Streets have median center dividers that make access to hydrants difficult, cause
time delays, or create undue hazards or both;
ii. On major arterials where there is more than four lanes of traffic;
iii. Width of street in excess of 88 feet;
iv. The existing street being widened or having a raised median center divider in the
future pursuant to the General Plan Roadway Improvement Plans for the City of Lodi.
25. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided
throughout all buildings with a Group R fire area.
CITY OF LODI PUBLIC WORKS DEPARTMENT
The following conditions of approval are required for the subject project per City codes and
standards, all to be accomplished prior to, or concurrent with, final map filing unless noted
otherwise:
26. The project development shall comply with the requirements of Senate Bill (SB) 5, related to
an urban level of flood protection (200-year storm event). The developer has the option of 1)
Preparing their own 200-year flood protection report to prove that their property is in
compliance, or 2) Contribute towards the City’s delineation map and study that is currently
being completed. The preliminary delineation map identifies portions of this property as
having flood depths of less than 1’, which does not require any additional measures for
compliance. The City’s cost for the delineation map and study is approximately $200 per lot.
27. Project design and construction shall be in compliance with the applicable terms and
conditions of the Multi-Agency Post-Construction Stormwater Standards Manual adopted by
the City of Lodi in compliance with the State Water Resources Control Board’s Phase II MS4
permit.
a. A Project Storm Water Plan must be submitted for approval prior to any master plan and
improvement plans submittal.
b. State-mandated construction site inspections to assure compliance with the City of
Lodi’s Phase II MS4 permit are required. The fee for these inspections is the
responsibility of the developer and must be paid prior to the map filing or
commencement of construction operations, whichever occurs first.
6
28. Utility Master Plans (Storm Drain, Water, and Wastewater) and major street geometrics,
including cross sections, shall be approved prior to submittal of Public Improvement Plans.
29. Engineered improvement plans and cost estimate shall be submitted for approval per City
Public Improvement Design Standards for all public improvements prior to final map filing.
Plan submittal to include:
c. Approved tentative map, signed by the Community Development Director.
d. Landscape and irrigation plans shall conform to the Model Water Efficient Landscaping
Ordinance (MWELO) per the Governor’s Executive Order B-29-12 adopted on
December 31, 2015. (This is for information only. These plans are not required.)
e. Current soils report. If the soils report was not issued within the past three (3) years,
provide an updated soils report from a licensed geotechnical engineer.
f. Grading, drainage and erosion control plan.
g. Copy of Notice of Intent for NPDES permit, including storm water pollution prevention
plan (SWPPP).
h. All utilities, including street lights and electrical, gas, telephone and cable television
facilities.
i. Undergrounding of all overhead utilities required (if applicable).
j. Joint Trench plans (required with second submittal).
A complete plan check submittal package, including all the items listed above plus the
Map/Improvement Plan Submittal cover letter, Improvement Plan Checklist and
engineering plan check fees, is required to initiate the Public Works Department plan
review process for the engineered improvement plans.
30. Design and installation of public improvements shall be in accordance with City Master
Plans. Street, wastewater, storm drainage, and water master plans and design calculations
will be required for the development.
k. Street
i. All street designs shall conform to the City of Lodi Design Standards.
ii. Install frontage improvements including but not limited to pavement, driveway,
streetlights, curb, gutter and sidewalk along Iris Drive and Court “A” in
accordance with City Standards.
iii. Curb returns and corner cut-offs shall conform to City of Lodi Standard Plans 611
and 612.
iv. All residential streets shall contain rolled type (fronts) curb, gutter and sidewalk
as reflected in the tentative map submittal; and shall conform with City of Lodi
Standard Plan 136 respectfully.
v. Install street lights along Iris Drive and Court “A”.
vi. Provide all necessary traffic signs along Iris Drive and Court “A”.
vii. Traffic striping modifications shall be performed as necessary along Iris Drive.
l. Wastewater
i. Wastewater system shall be designed in conformance with the City’s Wastewater
Master Plan and design standards.
7
ii. The public sewer main shall be extended from the existing public wastewater main in
Iris Drive.
iii. Separate wastewater services in conformance with Standard Plan 201 shall be
provided for each parcel from the public wastewater main in Iris Drive or Court “A”.
iv. Flushing station(s) may be required at locations with peak flows below City
Standards.
m. Storm Drainage
i. The storm drain system shall be designed in conformance with the City’s Storm
Drain Master Plan and design standards. The engineer shall submit a C factor
calculation to show the proposed development meets the current standard runoff
coefficient, otherwise the engineer shall consider using higher C factors to calculate
storm water runoff from the development.
ii. Slopes for all parcels within the development shall flow towards the proposed street.
All stormwater shall be collected within the development and cannot flow to
neighboring parcels.
iii. An overland flood release pathway shall be incorporated in the street and circulation
design plan for each subarea. For example, when any particular catch basin or pipe
is obstructed or overwhelmed with water, the street drainage design (high points and
low points) shall be calculated so that no water shall pond higher than 1-foot below
any finished floor elevation without releasing the excess water toward the planned
flood release point.
n. Water
i. The water system shall be designed in conformance with the City’s Water Master
Plan and design standards.
ii. The public water main shall be extended from the existing public water main in Iris
Drive to provide domestic service and fire hydrants as required by the Fire
Department.
iii. Separate water services in conformance with Standard Plan 403 shall be provided
for each parcel from the public water main in Iris Drive or Court “A”. Service sizes
shall be identified on the plans.
iv. A water sampling station shall be provided within the subdivision. The location of the
sampling station will be provided by the City Engineer during the plan check process.
v. When possible, fire hydrants shall be placed between driveways. Fire hydrants shall
also be placed in side yards as opposed to front yards (for corner lots).
vi. Water meter boxes shall be located inside a public utility easement and outside of
areas subject to vehicular travel.
31. Provide street name for the street in the development for approval.
32. Provide a slope easement or retaining wall along the boundary of the development for all
grade differentials of 0.5 feet or greater.
33. All unused water, wastewater and storm drain stubs shall be abandoned at the developer’s
expense.
8
34. All on-site water wells and septic systems shall be abandoned in conformance with San
Joaquin County standards prior to building permit issuance. A copy of the abandonment
permit shall be submitted to the City after the completion of the abandonment.
35. All public improvements shall be installed within one year of final map filing under the terms
of an improvement agreement, to be approved by the City Council prior to final map filing.
The Developer will be required to provide warranty security in the amount of 10% of the
value of the public improvements. The warranty period will be two (2) years, commencing
on the date of acceptance of the public improvements.
36. All project design and construction shall be in compliance with the Americans with
Disabilities Act (ADA) and California Title 24. City of Lodi Standard Plans are in the process
of being revised and it should not be assumed that current standard plans are fully ADA
compliant. Project compliance with ADA standards is the developer’s responsibility
37. The City of Lodi is a participant in the San Joaquin County Multi-Species Habitat
Conservation and Open Space Plan (SJMSCP). An application for evaluation of the project
site with respect to SJMSCP requirements shall be submitted to the San Joaquin Council of
Governments (SJCOG) prior to commencement of any clearing, grading or construction
activities on the project site.
38. The developer shall dedicate all public utility easements (PUEs) required by the various
utility companies and the City of Lodi. Structures shall be located outside of all PUEs.
39. All property dedicated to the City of Lodi shall be free and clear of all liens and
encumbrances and without cost to the City of Lodi and free and clear of environmental
hazards, hazardous materials or hazardous waste. Developer shall prepare and submit a
hazardous materials report and shall indemnify the City against any and all hazardous
materials and/or ground water contamination for all property/easements dedicated to the
City.
40. In order to assist the City of Lodi in providing an adequate water supply, the
Owner/Developer on behalf of itself, its successors and assigns, shall enter into an
agreement with the City that the City of Lodi be appointed as its agent for the exercise of
any and all overlying water rights appurtenant to the proposed parcels, and that the City
may charge fees for the delivery of such water in accordance with City rate policies. In
addition, the agreement shall assign all appropriative or prescriptive rights to the City. The
agreement will establish conditions and covenants running with the land for all lots within the
boundaries of the parcel map and provide deed provisions to be included in each
conveyance.
41. As required by the California Green Building Code (CALGreen), project shall participate in
the Construction and Demolition Recycling Program.
42. Prior to any work within City Right-of- Way, the applicant shall obtain an encroachment
permit issued by the Public Works Department.
43. All existing survey monuments are to be preserved per California Senate Bill 1467. It is the
applicant’s responsibility to ensure that monuments are properly protected and/or
perpetuated. If any of the monuments are to be disturbed or are near the area of
construction, a licensed surveyor must confirm that the monuments have been protected
and/or perpetuated and the appropriate documentation has been recorded.
44. Annexation to Community Facilities District 2007-1 (Public Services) to cover the cost of
providing various City services is required. Annexation shall be complete prior to final map
9
filing. All costs associated with annexation to the Community Facilities District shall be the
responsibility of the developer.
45. Submit final map per City and County requirements including the following:
o. Preliminary title report including copies of all referenced exception documents.
p. Waiver of access rights on Iris Drive except at driveway location specifically approved by
the Public Works Department.
q. Standard note regarding requirements to be met at subsequent date.
r. Final Map Guarantee.
s. Annexation to Community Facilities District.
46. Obtain the following permits:
t. Grading Permit issued from the City of Lodi Building Department.
u. Building Permit issued from the City of Lodi Building Department.
v. Encroachment Permit issued from the City of Lodi Public Works Department for any
work within the City’s public right of way or on existing public water, wastewater and
storm drain infrastructure.
w. San Joaquin County well/septic abandonment permit (if needed).
x. NPDES Construction General Permit (SWPPP).
y. San Joaquin Valley Air Pollution Control District (SJVAPCD) permits.
47. Payment of the following fees prior to building permit issuance unless noted otherwise:
z. Installation of water and wastewater services by City Forces if property does not have
existing services or current services shall be upsized.
aa. Water meter installation fees.
bb. Regional Transportation Impact Fee (RTIF).
cc. Encroachment Permit fee.
dd. Filing and processing fees and charges for services performed by City forces per the
Public Works Fee and Service Charge Schedule.
ee. Stormwater Compliance Inspection Fee prior to building permit issuance or
commencement of construction operations, whichever occurs first.
ff. Annexation into the City of Lodi Community Facilities District – Estimated at $10,000
prior to recording the final map. The annexation process generally requires 2-3 months
to complete.
48. Payment of the following fee prior to temporary occupancy or occupancy of the building
unless noted otherwise:
gg. Development Impact Mitigation Fees per the Public Works Fee and Service Charge
Schedule.
hh. County Facilities Fees.
(The fees referenced above are subject to periodic adjustment as provided by the
implementing ordinance/resolution. The fee charged will be that in effect at the time of
collection indicated above.)
10
49. Additional comments and conditions will be provided during the building permit review
process when more detailed plans are available.
Dated: April 10, 2019
I certify that Resolution No. 19-05 was passed and adopted by the Planning Commission of the
City of Lodi at a regular meeting held on April 10, 2019 by the following vote:
AYES: Commissioners: Gomes, Hennecke, Hicks, Kirsten, Slater and Chair Olson
NOES: Commissioners: None
ABSENT: Commissioners: Cummins
ATTEST_________________________________
Secretary, Planning Commission